HomeMy WebLinkAboutNorth Day Lot Lionshead Redevelopment Master Plan AnalysisMemorandum to File
March 2, 2009
Planner: Warren Campbell
The information contained in this file pertains to the
discussion which occurred regarding the collocation of a
transit center and employee housing on the North Day Lot.
After several design iterations and multiple public reviews it
was determined that the Town did not want to pursue
anything more than skier drop-off and employee housing on
the site, both of which were obligation of Vail resorts from
the Arabelle project. These items are included with the
approved plans for the North Day Lot simply to serve as a
history for future inquiries regarding the North Day Lot.
North Day Lot
Lionshe~l Redevelopmerrt
Master Plan Analysis
Consolidation o f Provisions a f f ecting the North Day Lot
Mauriello Planriing Group
~ Any text in this font and color indicates the applicant's commentary.
• Any text in this font and color indicated direct quotes from the LHRMP. Bold and italicized text
indicates text from the LHRMP which the applicant feels is particularly relevant to the
redevelopment of the North Day Lot.
I. Lionshead Redevelopment Master Plan
The following is an analysis of the Lionshead Redevelopment Master Plan (LHRMP), as it
specifically applies to the North Day Lot in Lionshead. Only text which had direct relevance
to the North Day Lot has been included, and items were eliminated if they have no direct
relevance. The LHRMP identifies the North Day Lot as a parking lot, with a capacity of X05
cars.
Chapter ~ of the LHRMP outlines the general structure of the plan, and summarizes the
overall goals, objectives, and recommendations of the entire plan. The North Day Lot is
mentioned specifically in this chapter and identified as a solution for many of the challenges
that the area faces.
1.3 Recommended Actions
The following list summarizes the recommended actions, both public and private, that are
contained in the master plan. Please refer to individual chapters for more detail on specil"ic topics
and individual properties.
1.3.1 Development/ Redevelopment
• Encourage, facilitate, and provide incentives for the redevelopment and renovation of
existing structures in Lionshead.
• Encourage, facilitate, and provide incentives for the creation of seasonal housing
in the western end of Lionshead.
1.3.2 Pedestrian Circulation
• Develop, with public-private cooperation, two continuous pedestrian axes (north-
south and east-west) through Lionshead. Create new walkways and plazas and
replace deteriorated pavements.
• Install a snowmelt system in the Lionshead pedestrian mall.
• Provide for pedestrian and bicycle traffic along the South Frontage Road.
• Create a new north Lionshead pedestrian portal in conjunction with development
of a public transportation facility on the north day lot.
1.3.3 Connections with the Natural Environment
• Encourage, facilitate, and provide incentives for the creation of green landscape
corridors penetrating into the Lionshead environment.
1.3.4 Vehicular Circulation
• Restrict the vehicular traffic on East Lionshead Circle to Town of Vail "in-town"
transit, emergency vehicles, and adjacent local property owners.
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~' Lionshead Redevelopment Master Plan Analysis
~ Provide all necessary improvements to the South Frontage Road including widening,
acceleration/deceleration lanes, landscaped medians, and other appropriate measures
to facilitate and clarify traffic flows.
• Realign the West Lionshead Circle and Lionshead Place intersection.
• Create a central skier drop-off point on the north day lot
1.3.5 Transit
• Create a transportation center on the north day lot to accommodate local and
regional transit, local shuttles, and charter buses.
• Remove the existing Concert Hall Plaza bus drop-off.
• Relocate the existing Lionshead Place regional bus stop to the north day lot
• Improve the now difficult left turn from East Lionshead Circle onto the South
Frontage Road.
• Connect the future development in west Lionshead to the Town of Vail in-town
transit route.
• Investigate potential intermodal connections to future non-vehicular regional transit
systems.
1.3.6 Service and Delivery
• Eliminate existing usage of the east Lionshead pedestrian portal as a service and
delivery area.
• Create a service vehicle parking facility at the western end of the Lionshead
parking structure.
• Create a central service and delivery facility in conjunction with the proposed
transitfaeility on the north day lot
Chapter z of the LHRMP provides the framework for the plan, and provides the specific
policy objectives of the Town in the adoption of the plan. While the North Day Lot is not
mentioned specifically, the overall policies are important to note:
2.3 Policy Objectives
The Town Council adopted six policy objectives on November 4, 1996 to outline the important
issues to be addressed in the master plan and to provide a policy framework for the master
planning process.
2.3.1 Renewal and Redevelopment
Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant
environment for guests and residents. Lionshead needs an appealing and coherent identity, a
sense of place, a personality, a purpose, and an improved aesthetic character.
2.3.2 Vitality and Amenities
We must seize the opportunity to enhance guest experience and community interaction through
expanded and additional activities and amenities such as performing arts venues, conference
facilities, ice rinks, streetscape, parks and other recreational improvements.
2.3.3 Stronger Economic Base Through Increased Live Beds
In order to enhance the vitality and viability of Vail, renewal and redevelopment in Lionshead
must promote improved occupancy rates and the creation of additional bed base ("live beds" or
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Lionshead Redevelopment Master Plan Analysis
~- "warm beds") through new lodging products. Live beds and warm beds are best described as
residential or lodging rooms or units that are designed for occupancy by visitors, guests,
individuals, or families on a short term rental basis. In order to improve occupancy rates and
create additional bed base in Lionshead, applications for new development and redevelopment
projects which include a residential component shall provide live beds in the form of
accommodation units, fractional fee club units, lodge dwelling units, timeshare units, attached
accommodation units (i.e, lock-off units), or dwelling units which are included in a voluntary
rental management program and available for short term rental Further, it is the expressed
goal of this Plan that in addition to creating additional bed base through new lodging products,
there shall be no net loss of existing live beds within the Lionshead Redevelopment Master Plan
study area.
2.3.4 Improved Access and Circulation
The flow of pedestrian, vehicular, bicycle and mass transit traffic must be improved within and
through Lionshead.
2.3.5 Improved Infrastructure
The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities,
loading and delivery systems, snow removal and storage capacity) and its public and private
services must be upgraded to support redevelopment and revitalization efforts and to meet the
service expectations of our guests and residents.
2.3.6 Creative Financing for Enhanced Private Profits and Public Revenues
Financially creative and fiscally realistic strategies must be identified so that adequate capital
may be raised from all possible sources to fund desired private and public improvements.
Chapter t goes on to establish the ground rules of the master planning process. It is clear
from this section that there were some issues with some of the more public uses being
proposed on private property:
2.4 Ground Rules for the Master Planning Process
On November 4, 1996, the Town Council adopted the following ground rules for the master
planning process in order to clarify the initial parameters and rules under which the master plan
would be developed.
The master plan to be developed for all public and private lands in Lionshead will serve
as the policy framework for all future decision-making on specific development and
redevelopment proposals in Lionshead. The master plan will be based on the Lionshead
Policy Objectives adopted by the Town Council to reflect the community's interests.
2. The Town of Vail will work collaboratively with Vail Resorts, Inc. on the master plan
for Lionshead and will involve all other interested citizens, business owners and
property owners in the master planning process. The master plan ultimately
recommended may or may not reflect development approaches currently being
explored by VRl.
Chapter 3 of the LHRMP provides an overview of the existing conditions in Lionshead, and
identifies the issues that the Town faced there.
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Lionshead Redevelopment Master Plan Analysis
3.8.1.3 West Lionshead Circle
West Lionshead Circle (see figure 3-10) functions primarily as the access route to Lionshead
Place, several lodging facilities, and the Vail Associates core site. In addition the road carries a
significant amount of service and delivery traffic and serves as a transit route for the Town of
Vail bus and the Eagle County regional bus.
a. Transit
There are two Town of Vail transit stops on West Lionshead Circle, the first located in
front of the Marriott and the other at Concert Hall Plaza. According to the traffic study
(see appendix A), only eight percent of the total traffic entering Lionshead -and only two
percent of passengers on the Town of Vail bus -used the Concert Hall Plaza stop. The
Town of Vail Public Works Department has recommended that the transit stop at Concert
Hall Plaza be discontinued.
b. Service and Delivery
Two service and delivery azeas are accessed from West Lionshead Circle, one at the
Concert Hall bus-stop and the other in the alley between Concert Hall Plaza and the
Landmark Townhomes. The delivery vehicle staging behind the Landmark Townhomes
is ad-hoc and illegal, as this is a designated emergency vehicle access lane. Both areas
occasionally back up and cause trucks to stage temporazily on West Lionshead Circle.
c. Pedestrian Traffic
Concert Hall Plaza is intended to be the western portal into the Lionshead mall, but the
pedestrian paths along West Lionshead Circle are fragmented and the point of entry is
unclear. A partial sidewalk runs along the south side of the street in front of the Marriott
but it is not continuous. The gradient is difficult in places, and pavements are often icy in
~" winter. There is no pedestrian crosswalk at the intersection of West Lionshead Circle and
Lionshead Place. Dark and compromised by stairways, the passage through Concert Hall
Plaza is seriously deficient as a pedestrian and retail environment. Very few pedestrians
from west Lionshead ever make the connection through Concert Hall Plaza to the mall.
3.9.4 Vail Associates Employee Parking
Vail Associates currently utilizes two lazge surface parking lots within the study area for its
employee parking needs. The north day lot (see figure 3-15), with a capacity of approximately
105 cars, is located behind the Landmark tower and is the site proposed for a transportation
center The west day lot, located just west of the Marriott parking structure, has an approximate
capacity of 160 cars and represents a significant development opportunity. Parking displaced by
redevelopment of these sites must be replaced within the Lionshead study area to satisfy the
ground rule requiring no net loss of parking.
Chapter 4 of the LHRMP provides recommendations for the overall Lionshead study area.
Wrth regards to public transportation, the plan states:
4.5.2.1 Relocate the Regional Transit Stop
It is recommended that the Lionshead regional transit stop, currently located at
the Lionshead Place cul-de-sac, be relocated to the proposed north day lot
transportation center. This will provide a Lionshead connection between the
regional transit system and the Town of Vail transit system. In addition, visitors
and employees coming to Lionshead by regional bus will arrive at a defined
portal instead of the current "back door" on Lionshead Place. Finally, this will
North Day Lot 4
Lionshead Redevelopment Master Plan Analysis
~. remove the lazge regional buses from West Lionshead Circle and Lionshead
Place. It may be possible to locate elements of a regional transit stop in the West
Lionshead area in conjunction with a new ski lift and parking facility. However,
given its location on the periphery of Lionshead, this area may not be the most
viable location for a regional transit stop. Notwithstanding the above, facilities
for skier drop-off, private shuttle vans and Town of Vail in-town buses should be
included in the design of the ski lift and parking facility. In 2006, the Town of
Vail initiated an update of the Vail Transportation Master Plan. In addition, the
Town initiated a development competition for the Lionshead Parking Structure
redevelopment, which would include a transit facility. It is anticipated that the
Transportation Master Plan update along with the conclusion of the Lionshead
Parking Structure redevelopment process will provide direction on the ultimate
location for a Lionshead Transit Facility and/or the type of transit facilities that
may be necessary in West Lionshead.
4.5.2.3 Create a New Stop at the North Day Lot Transportation Center
A new Town of Vail transit stop at the proposed transportation center on the
north day lot will replace the existing stop at Concert Hall Plaza. Likely to be
on the west Vail transit routes, this stop will coordinate with the regional bus stop
and deliver west Vail transit riders to the newly_ created north Lionshead
pedestrian portal.
4.6.6 Creation of a New Transportation Hub on the North Day Lot
A principal component of the Lionshead transportation and circulation network is the
creation of a transportation center on the north day loz This facility will remove transit
and service vehicles from other azeas of Lionshead and create a major new entry point
into the Lionshead pedestrian core. This concept is fully discussed in chapter five.
4.7.3.2 North Day Lot Transit Center
The proposed north day lot transit
center offers an opportunity to
construct a large central service
and delivery facility at the same
time (see figure 4-12). The facility
would be built under a structured
pazking deck and would access the
Lionshead core by freight elevators
and a service tunnel. The service
tunnel would open into the
pedestrian mall on the north wall of
the main Lionshead pedestrian plaza
between the Lifthouse Lodge and
the Landmazk Tower. It is
estimated that this facility could
service a peak volume of
approximately 15-20 delivery
vehicles and provide a limited
amount of temporary storage space
(see figure 4-13).
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Lionshead Redevelopment Master Plan Analysis
4.8.1 Potential Displacement of Existing Parking
The ground rules for the Lionshead master plan mandate no net loss of parking as a result
of redevelopment. Properties potentially affected by this policy include:
4.8.1.1 North Day Lot
The north day lot (owned by Vail Associates) has approximately 105 parking
spaces, all utilized by Vail Associates employees. Parking on this site serves
mountain workers, Vail Associates office personnel, and employees visiting from
the company headquarters in Avon. Because much of the current Vail Associates
office space in Lionshead will be relocated when the site is redeveloped, parking
demand on the north day lot may also decrease. To facilitate development of the
site as a public transit center, it may be desirable to relax the parking
requirement if it can be demonstrated that future demand will decrease.
4.9.4 Potential Housing Sites
Following are specific sites that have been identified as suitable for locals and employee
housing (see Map W).
4.9.4.3 Vail Associates Service Yard Holy Cross Site, Vail Professional
Building, Cascade Crossing, North Day Lot, and the former gas
station site
All redevelopment in West Lionshead will need to conform to the Town's
housing policies and requirements. In order to create activity and vibrancy in
West Lionshead it is appropriate to include some dispersed employee housing
~ opportunities for permanent local residents in proposed developments in the area
consistent with these policies.
Perhaps the most promising locations to replace the Sunbird affordable
housing project and to conform to the Town's housing policies and
requirements for new employee housing generation in Lionshead are the North
Day Lot, Vail Associates service yard, and Holy Cross site. However, housing is
not the only use these three properties will need to support. The North Day lot is
considered to be the preferred location for a significant housing project in
Lionshead to replace the Sunbird affordable housing project and provide
housing for new employee generation. The North Day Lot may also need to
accommodate a transit center on the ground level of the development site.
Additionally, it may be necessary to develop a higher revenue-generating product
on a portion of the Vail Associates service yard, Holy Cross, Vail Professional
Building, and Cascade Crossing sites in order to defray the cost of road and
infrastructure improvements. In planning the site, the following issues need to be
considered:
a. Densi
The site offers a unique opportunity to achieve significant density.
While it is important that buildings here be visually consistent with
the overall character of Lionshead, the desire to maximize the
housing potential may make appropriate the following deviations
from standard development parameters. First, it may be appropriate
North Day Lot 6
Lionshead Redevelopment Master Plan Analysis
to allow for a greater overall building height than is otherwise
allowed under the Lionshead Architectural Design Guidelines.
Any increase in building height will need to be reviewed on a case
by case basis by the Town of Vail, and any eventual building height
will still need to be visually appropriate for this location. Second, it
is recommended that the standards for density (units per acre) be
increased at this location to allow for a greater number of
employee housing units. Third, it may be appropriate to reduce the
parking requirements for employee housing at this location.
Chapter 5 of the LHRMP provides more detailed plan recommendations for individual
parcels or areas:
5.1 Lionshead Tourist Information Center
The Lionshead Tourist Information Center is currently located just west of the entry to
the Lionshead parking structure and is accessed directly off the frontage road. If the
entrance to the Lionshead parking structure is relocated as shown in figure 5-1 this
existing facility will need to be relocated. Potential locations for the center include the
Future Vail Civic Center, the parking structure, and the North Day Lot transit center.
5.8.3 Pedestrian Connections Through the Core Site
There is a critical north-south pedestrian connection between the ski yard and
the proposed transit center on the north day lot. This connection will require at
least one north-south penetration through the Vail Associates core site, and there
is an opportunity to create a second one, as shown in figure 5-9. The east-west
pedestrian corridor
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North Day Lot ~ __
Lionshead Redevelopment Master Plan Analysis
Please note that the figures shown in this chapter clearly indicate that transit improvements, along
with private improvements, are located on the Town-owned parcel at the pedestrian txidge.
5.9 North Day Lot
The north day lat should be developed as a community transportation center to
consolidate skier drop-off, local and regional transit, local and regional private
shuttles, and charter bus drop-off and pick-up (see figure 5-13). A below-grade service
and delivery facility could be constructed underneath the transit facility. By relocating
these functions from their existing locations to one easily accessible location, this would
improve the quality of vehicular and pedestrian circulation in Lionshead and create a
signil"icant new pedestrian portal into the center of the Lionshead retail mall. Based upon
the results of the traffic study (see appendix A), the conceptual program for this facility is
as follows:
a. Skier drop-off.• Nine spaces are recommended at a minimum, but more
should be built if possible to accommodate other program elements.
b. Tawn of Vail transit: Two bus spaces are recommended to accommodate
the West Vail transit loop and the possibility for an eastbound in-town
shuttle stop.
c. Regional transit: One bus space is recommended
d. Charter buses: Three to four bus spaces are recommended
e. Local and regional shuttles: Four shuttle van spaces are recommended at a
minimum.
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southern edge of the site to screen ' ~ •
the lower levels of the Landmark - " ' .~._~ ~
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North Day Lot
Lionshead Redevelopment Master Plan Analysis
~- perhaps for offices or employee housing - or with a roof. (Memorable European
antecedents exist for grand, covered transportation centers.) Specifically, the design of
the transportation center should address all impacts: visual, security, sound, and smell
that may affect adjacent properties. Both the Westwind and the Landmark should be
closely involved in the transit center planning and design process.
Since the adoption of the Lionshead Master Redevelopment Plan, plans were developed
to locate a Transit Center at the North Day Lod Integrating the number of uses
mentioned above and addressing the neighborhood concerns regarding a transit center
prompted the Town of Vail to evaluate alternative locations for a transit center.
Alternative locations include:
West Lionshead
Lionshead Parking Structure
North Day Lot
In 2006, the Town of Vail initiated an update of the Vail Transportation Master Plan. In
addition, the Town initiated a development competition for the Lionshead Parking
Structure which would include a transit facility. It is recommended that the
Transportation Master Plan update along with the conclusion of the Lionshead
Parking Structure RFP process provide direction on the ultimate location for a
Lionshead Transit Facility.
5.10.1 Landmark Tower and Townhomes
Two important issues face this property: access and redevelopment of the
Townhomes. The Landmark Tower currently has an informal agreement with
Vail Associates that allows it to utilize the north day lot for guest arrivals and
drop-offs It is unlikely that this use can continue in the same way after
development of a transit center on the site. Planning for development of the
north day lot should explore all possibilities to integrate a new front door for
the Landmark into the new facility. There is also an opportunity for the
Landmark Tower to expand its lower level lobby over its existing parking deck,
possibly tying in with the shelter building proposed at the transit center.
Chapter 8 of the LHRMP is the Architectural Design Guidelines. Generally, all of the Design
Guidelines will apply to the North Day Lot. Please refer to that attached design guidelines
for detailed recommendations. A few of the key design issues are as follows:
The northeast corner of the North Day Lot is
identified as a potential location for a portal,
identified as North Lionshead Pedestrian Portal.
In addition, the North Day Lot is considered an
Edge Definer:
Portals
Portals act as the "front doors" to communities or urban spaces and therefore often present the
first images to pedestrians. Buildings which are located on key sites need to act as inviting and
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Lionshead Redevelopment Master Plan Analysis
"friendly" portals to or within Lionshead. Stand-alone structures
can act as portals through appropriately-scaled, lazge openings
and significant mass, while multiple structures can accomplish
this through proper siting and relationship to one another.
Human scale can be achieved with portals by introducing
horizontal architectural components which relate to the
surrounding context, such as retail frontage heights and other
critical eave heights. This can also be achieved through careful
design of detail which is considerate of the human form; that is,
detail which relates to dimensions people are most comfortable
with, such as railing heights, head heights, story heights, and
similar proportions. Portals within Lionshead can be effective if
they present enough mass to enclose the spaces they are
defming, with enough open area to present the sense of entry
needed for a community of its size and complexity. They may
serve additional functions as well, such as living azeas, bridges, or enclosed connectors,
can help to further animate the portals and provide additional income-generating space.
which
Edge Defners
Whereas portals act as the "front doors" to urban communities, edge-defming buildings act as the
"exterior walls" for communities. Where the edges of Lionshead meet azeas exterior to the
community such as Vail Village, the Gore Creek Corridor, and the highway, buildings must
present appropriately-scaled, well-defined edges to contain Lionshead or act as distinct transition
zones from one neighborhood to the next. The form, massing, and height guidelines identified in
Sections 8.4.2.2 and 8.4.2.3 will direct much of the design of these edges, but additional
considerations such as building siting, scale, and
azchitectural image should be taken into account as well.
Building siting should allow for openings to occur between
structures which make up the community edge, to
encourage passers-by to take inviting glimpses inside
Lionshead. In addition, buildings along edges should be
scaled according to nearby structures. Architectural
language should be used to offer a consistent image of
Lionshead from the outside-proportions of buildings and
the ways in which they are detailed need to reflect the
overall image found within the community, and "loud,"
self-promoting buildings which reference only themselves
should be avoided. ~ •.~.. ; ~;~~,. ~-
While the North Day Lot is indicated to be
on the primary pedestrian walk, it is not
on a primary retail pedestrian frontage,
and therefore must meet the following
building height requirements:
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Lionshead Redevelopment Master Plan Analysis
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Remaining Building Frontage
Building faces that do not meet the special site criteria of the sections above may have a
maximum initial eave height of 60', at which point those faces must step back a minimum of
12'. To the extent possible, all new and redeveloped buildings in Lionshead should avoid
"turning their backs" on other buildings or important pedestrian corridors. However, it must be
acknowledged that very few buildings have prime frontage on all sides and almost all buildings
will have different programmatic requirements and visual chazacteristics on their different faces.
Toward that end, a building's greatest vertical mass and "back of house" functions should occur
on the frontage with the least volume of pedestrian traffic. In addition, components of a building
with the greatest vertical mass should be oriented north-south to minimize the blockage of
southern views and sunlight.
It is critical to note that the 60' maximum initial eave height does not allow for an
unarticulated, flat building face from grade to 60'. The horizontal and vertical maximum
unbroken building face requirements, all other guidelines contained in this chapter and the Master
Plan, and DRB review and approval, shall still apply.
In addition to the building height requirements for initial eave height, there are
requirements with regards to wall surfacing:
Wall Surface Criteria
Notwithstanding the previous height and setback requirements, there shall be no vertical wall
face greater than 35' on a building without a secondary horizontal step in the building face
(the horizontal step may be a cantilever or a setback). This
requirement is intended to prevent large, unbroken planes in
the middles of building faces, to further mitigate the visual
impact of building height, and to provide for higher quality
and more interesting articulation of structures. While many
instances will necessitate a distance of at least 24" for this
movement, it shall be incumbent upon the developer to
demonstrate that the intent of this requirement has been met.
to addition to the above criteria, the Design Guidelines
identify that buildings in Lionshead need to have a clearly
defined base, middle, and top.
General
Exterior walls within Lionshead shall be designed with clear defmition of base, middle, and top.
This organizing principle will weave the separate pieces of the community into a consistent
fabric.
The bases of buildings should be visually dynamic to heighten the pedestrian experience. In
addition, their interface with the topography of the site is crucial, as they act as the transition
zones between man-made structures and natural grade. Visual dynamics at street level aze most
effectively accomplished through the introduction of secondary forms, materials, colors and
detailing.
However, the use of indigenous materials at the primary elements (see following sections for
defmitions) is critical in tying buildings to their sites. Rhythm and order should be introduced to
guide the traveler through the streetscape, and offer an enhanced sense of movement through
Lionshead. To reinforce this intent, street-level walls shall not span more than 30 feet
North Day Lot 11
Lionshead Redevelopment Master Plan Analysis
l±c +-lI (7+e+r rkliauura o/ h;te¢. xuJdlr. trrp.
~ horizontally without significantly varying at least 2 of the following S characteristics:
• Massing or Height
• Material, Fenestration, or Color
When massing or height are varied, buildings with street-level wars may vary material,
fenestration, or color to meet the 30 foot span requirement; however, if massing or height are
not varied within 30 feet, material, fenestration, and color must be varied
The middles of buildings within Lionshead shall read as "quiet" masses when compared to
building bases and roofs, and should act as a unifying background throughout the community.
This should be done through the use of simple materials, such as stucco, and more consistent,
repetitive fenestration and detailing (see Sections 8.4.2.5 and 8.4.2.9). Building middles should
not be designed as less important, banal elements, but rather as elements which present interest
and articulation through subtle detailing-through fenestration, shutters, trim, and the like-
instead of massing. The tops of walls shall be designed to comfortably engage their pitched
roofs, without the abrupt changes in form and massing so commonly found in structures with
primarily flat roofs. Walls should also be used to visually reduce roof heights, through the
careful design of lowered plate heights and integrated dormers, which help to merge wall planes
with roof forms and interlock building masses with roof masses.
The tops of buildings shall be capped with well proportioned, pitched roofs, acting as the
uppermost unifying image within the architectural fabric of Lionshead Roofs viewed from
pedestrian streets should nearly disappear from view as travelers approach, due to their pitches
relative to ground-level sightlines. However, viewed from a distance, roof forms within
Lionshead should offer a consistent roofscape to the observer within the community or on the
mountain adjacent to it.
L~J
The Design Guidelines further regulate roofs and roof forms. The North Day Lot witl be
subject to the following roof design guidelines:
General ~~ -~ -
In keeping with the spirit of the area's mountain ~ ~~ ; ;' F;r ;~ ~~ ~ '
architecture, primary roofs within Lionshead are to ; . ~ ~ ~
be predominantly gables and hips, with sheds or flat 'q`- , ~{~-' ~ . • ~ i ,'`
roofs permitted at smaller, secondary roofs. Primary ~'
r"
roofs are defined as roofs which cover more than 500 ~' ~:. ~ ~ ~ ~ .:
SF of roof area, while secondary roofs are those which r
cover 500 SF of roof area or less. Secondary roofs J ,
which occur at logical breaks in building massing may
exceed 500 SF if the general intent of fragmented
forms and visual harmony is met. Free-standing sheds and butterfly roofs are not permitted.
Mansard roofs are permitted on buildings where pitched roofs would be impractical, if the
mansards are of similar form, pitch, material, color, and detail to other roofs within the
community (and identified within these Guidelines). If used, these types of roofs should be
considerate not only of views from the pedestrian street, but also those from the ski mountain. To
this end, areas of flat roof within the slopes of the mansard shall be limited to the practical
minimum, and the materials for the flat roof shall be black or in a color to blend with the sloped
roof. In addition, rooftop equipment within the flat areas shall be painted to blend with the roof
material (see "Miscellaneous Equipment" Section to follow). The overall image for Lionshead
takes its cue from the simple, fragmented, gabled roof forms of European alpine villages,
where views of the roofseapes from the mountains are paramount
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Lionshead Redevelopment Master Plan Analysis
12
Roof framing shall be expressed wherever possible,
particularly through exposed ridge beams, outriggers, rafter
tails. and fascia boards.
Dimensional Guidelines
Roofs should be constructed with 30" minimum eave and
rake overhangs, with dimensions dependent upon overall
building size. Secondary roofs may have overhangs as small
as 18", but should work with the overall scale of the
roofscape. Ridge beams and outriggers should be of visually ;,;,~ .,,,.,,;;,~.,, ,;,,,,,;,; ,,,;,,r;;;
sturdy members (6x or 8x material for wood, and equivalent _ 1,~,.r ~r, ~,,,r.~e ~„ reht,.~ <<~ rrh. ,,~c, ~,,
sizes for other materials), sized to support rafters and ~-~~.:• ~<~,:r.,,,:.~,,; r,fa~„~,;~~
overhangs; decorative end cuts or patterns are encouraged.
Rafter tails shall also appear sturdy (Zx or 3x material for wood) and be exposed to express
structure. Eave and rake fascias shall be wide enough to screen end profiles at metal roofs, and to
offer a consistent image with respect to structural roof members.
Pitch
Roof pitches jor primary roofs shall be from 6:12 to 12:12, inclusive. Pitch breaks are
permitted when they occur at architecturally appropriate locations such as plate lines, changes in
plane, etc. To add variety to the Lionshead roofscape, secondary sloped roofs may have pitches
ranging from 4:12 to 12:12, and flat roofs may have limited use as secondary forms. Steep
mansard roofs which exceed the 12:12 maximum pitch criteria are not encouraged, but may be
necessary in certain instances when excessive building dimensions make the 12:12 pitch
requirement impractical.
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Lionshead Redevelopment Master Plan Analysis
~` 8.5 Summary Table of Quantitative Criteria
The following table offers a "quick glimpse" of the quantitative criteria established within these Guidelines,
by Section number. However, it is not designed to act in lieu of a thorough review of this document. The
values listed in the table should be evaluated in conjunction with the actual Sections which they pertain to,
particularly in light of the explanations of design intent, clarifications, possible exceptions, and other notes
not identified within.
Sect Descriation Criteria
8.4.1.3 Pedestrian Street Width-to-Height Relationships 1:1/2 to 1:1 'h
8.4.2.3 Bldg Eave Height at Retail/Pedestrian Streets 50% wall face @ 16' maximum height
50% wall face @ 36' maximum height
12' minunum step back
8.4.2.3 Bldg Eave Height at Ski Yard/Gore Cr Corridor 48' maximum eave height
12' minimum step back
8.4.2.3 Bldg Eave Height at Remaining Areas 60' maximum eave height
12' minimum step back
8.4.2.3 Wall Surface Criteria 35' maximum vertical face
Horizontal step required
8.42.3 Maximum Ridge Heights 71' average maximum height
82.5' absolute maximum height
8.4.2.4 Exterior Horizontal Wall Spans 30' maximum span at street level
8.4.2.4 Primary/Secondary Bldg Material Definitions Primary: exceed 500 SF area
Secondary: 500 SF area or less
8.4.2.4 Primary/Secondary Bldg Colors Primary: exceed 500 SF area
Secondary: 500 SF area or less
8.4.2.7 Primary/Secondary Roof Defmitions Primary: exceed 500 SF roof area
Secondary: 500 SF roof area or less
Compliance Criteria for Existing Roofs Substantial expansion/renovation
8.4.2.7 Roof Dimensional Guidelines 30" min eave and rake overhangs
18" overhangs at secondary roofs
8.4.2.7 Roof Pitch Primary: 6:12 to 12:12
Secondary: 4:12 to 12:12 (or flat)
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Lionshead Redevelopment Master Plan Analysis
II. Zoning Analysis
0
Below is a zoning analysis of the North Day Lot. This analysis is based on an assumed ~.~~
acre site (from the Eagle County Assessor). A stamped topographic survey is needed to
confirm the lot size.
Standard Allowed By Zonin Potential Issues/Comments
Lot Size: Minimum of ~o,ooo sq. ft.
t.ii acres
48,35i•6 sq. ft.
Setbacks io ft.
Height LHRMP states that if employee housing
located on this site, maybe allowed to go
hi her than the hei ht requirements.
Max 8z.5 ft.
Avera e 7~ ft.
Density 38.85 dwelling units Employee housing units do not count as
(35 units per acre density. (nor do fractional or time share units)
GRFA ~zo,877.5 sq. ft. Employee housing units do not count as GRFA
(z5o~ of site area) _
Site Coverage 33,846 sq. ft. Figures in the LHRMP indicate ioo% site
709 of site area coverage underground.
Landscape Area 9,67o sq. ft.
(zoo of site area)
Parking and Based On uses LHRMP states that parking requirements may
Loading be lessened for employee housing on this site.
"No net loss of parking" requirement would
necessitate the replacement of the existing
X05 s aces.
Employee Housing Based on uses Along with commercial linkage, requires ioq
of total constructed GRFA
North Day Lot 15
Lionshead Redevelopment Master Plan Analysis
II1. Major Exterior Alteration Submittal Requirements
SUBMITTAL REQUIREMENTS FOR A MAJOR EXTERIOR ALTERATION
Fee: $800.00 -Major Exterior Alteration.
Stamped, addressed envelopes and a list of the property owners adjacent to the subject property, ~
including properties behind and across streets. The list of property owners shall include the owners.
name(s), corresponding mailing address, and the physical address and legal description of the
property owned by each. The applicant is responsible for correct names and mailing addresses. This
information is available from the Ea le County Assessor's office.
Title Report, includin Schedules A & B.
Written approval from a condominium association, landlord, and joint owner, if applicable.
A written statement describing the proposal and how the proposal complies with the applicable
adopted master tans and plannin documents.
Stamped Topo raphic Survey (Four complete sets of plans).
Existin and Pro osed Site and Gradin Plans Four com lete sets of tans .
A Vicinity Plan to ade uately show the roject location in relationshi to the surroundin area
A Landscape Plan (Four complete sets of plans).
A Roof Hei ht Plan (3 copies)
Existin and Proposed Architectural Elevations (Four complete sets of plans).
Sunshade analysis (3 copies) of the existing and proposed building for the spring~fall equinox and
winter solstice at io:oo am and z:oo m as determined b the Administrator
Existin and Proposed Architectural Floor Plans (Four complete sets of plans).
An Architectural or massing model of the proposed development to include buildings and major site
improvements on adjacent properties as deemed necessary by the Administrator. The scale of the
model shall be as determined by the Administrator
Photo overlays andJor other graphic material to demonstrate the special relationship of the
proposed development to adjacent properties, public spaces, and adopted public view corridors
Parkin needs assessment
vehicular circulation analysis prepared by a qualified professional
All plans must also be submitted in 8.5. x ». reduced format. These are required for the Planning
and Environmental Commission members information packets
Additional Material: The Administrator and~or PEC may require the submission of additional plans,
drawings, specifications, samples and other materials if deemed necessary to properly evaluate the
ro osal.
Environmental Impact Rc~purt !~
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Lionshead Redevelopment Master Plan Analysis